I have a long term tenant who has been a pain in the *** since day 1. He either pays rent at the end of the month or the month after its due.

He refuses to pay by any normal method and will only pay if someone physically collects it from him. He is an alcoholic and very abusive.

I already lost an awesome property manager as he didn't want to deal with the tenant. The PM would go to the unit 5 times to try to collect the rent before he actually had any success. The rent is only $350 a month so it's certainly not worth the time and hassle.

I want to evict him as soon as possible. He's currently 1.5 months behind in rent and has been issued yet another 5 day notice to pay or quit. This happens on a regular basis and he usually pays on the 5th day.

His lease is up on 5 July. Can I issue the tenant with a 'no cause' 30 day notice to vacate as of today? That would require him to vacate mid July. Also I assume that he won't pay July's rent and then won't leave. So on 3 July when the rent is overdue, should I issue a 5 day notice to pay or quit and proceed with the eviction that way?